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HomeMy WebLinkAboutPCDC Resolution 1976-19 09/13/1976°~• ~:> ,t,'~ Ilj~~i~. y;'~+,~ `I~IJ~H::m 9-24-76 x PETALLTr~1A COP~Ti~'itTi`1ITY DEVELOPP~IE<11 CONIl`!IIS'SION W SOLUTION N0. l RESOLUTI'0~1 OF T;3E PETALUMA COA1T/iU°vIT~1 DEVELOP"•ZENT COMMISSION AbtiET~IDI1'G .AMID REVISI~IC RULES FO:ri OPJTIER PARZ'ICIPAT4T$, BUSI'~1ESS OCCUPATd~" AND PROPERTY Oi~INERS DESIRIZ3G TO PARTICIPATE Iii RE- DEVELOPI~IEiJT "v+i~IEREFIS, the Community Redevelopment Law (:Iealth and Sa-fe-cy Code Section '33345) provides that a redevelop~~zent agency shall ado;ot and make available for public inspection rules to inrple,_~eizt tine operation of owner particiL~ation in connection •c,~it:~ the redeweloprnent .plan; and, TdI3EREAS, the Retaluma Commmunity Development Commission has adopted such rules by its Resolutoiz T~To. 12 and amended said rules by i-ts Resolution No. 16; and; v~7~IE'REAS, the i etaluma Commun-ty Development Commission desires to amend such .rules, NOW, TrIERr,F0I2E, BE I'~ RfsSOLVED by the Petaluma Community Development Commission that this Comzni Sion does hereby amend Rule 7 of the Petaluma Central Business .District Redevelopment Project "Amended. Rules for Owner Participants, Business Occupants and Property Owners Desiring. to .Participate in Redevelopment", to read as follows: "Section 7 - Contents of, O~~~ner Participation Agreements Each ow_ner~who lzas submitted an acce~cable proposal for owner partic'gaton will be requi-red to enter into an. owner parti- cipation agreement ~;aheii requested to do so by the Coninlssion. Each owner participation agreement shall (1) contain suciz provisions as are deemed necessary by the Commission to. in- sure that the proposal will be carr.ed~out and that the ~roper~ty involved will be subjee~~ to the strict provisions of t1_Ze Re develo;~ment~Plalz, (2) require the owner partici- pants to join in the recordation. of.`such documents as the Conu~;~ission may require, (3) pxovide ~tha.t a successor in interest to the original owner.particpa:rit may continue as an owner participant prior to completion of the Rede- velop,nent Project only with the approval of the Convnission. Both parties shall have the right to enforce the contract by any Zawful means except eminent don~ai.n. An o~mer participation agreement shall contain such other - 7_ - terr~ls and conditions which, in the discretion of the Commission, may be necessary to effectuate the purposes of the redevelopment plan: Tr~HE'2EUPOV, the foregoing resolution was adopted on the 13th day of September, 1976, by the following,-vote: AYES:, ~ Commissionerrs I=Iar.berson, I3illigoss and Chairman Putnam NOES: Commissioner Cavanagi~i ABSEi:1T: Commissioners Brunner and n~attei ABSTEPdTIONS; Commissioner Perry. ,~ airman; Petaluma Community Developme-n.t Commission Attest: ~~~- ~ ~ ~ SF~creta~°y APPP.OVFD AS TO FGTtM: ,./ ~ ~ ~./ ~.~._ General Counsel PETALUMA,CENTRAL BUSINESS; DISTRICT REDEVELOPMENT PROJECT -~ RULES FOR OWNER PARTICIPANTS;., BUSINESS: OCCUPANTS, AND; PROPERTY OWNERS: DESIRING` ' . - 'TO PARTTCIEATE ;IN 'REDEU~ELOPMENT 'SECTION, 1 '- ~~Purpose _and, ,Intent ' These rules are adopted' to implement owner participation pr:ouisions;;of the California Community Redev~elopmen"t- Law .o~f the Sta e ;of; California,. It is the intention;<o'f the Commis-lion to enc:ourag'e and:~permt pa'r~ticpation in ' the red"ev.<elopment ..of the project; area by owri.ers of real: property and~pers.ons engaged in. busines within the `boundar.ies -:of °the prof eca area, ,to the .,maximum extent consis en wtli~ the objectives: of th'e.'redevelopment plan:. SECTION; 2 - .De'firii.tons- As used in: these rulests~ a. ). b)' c;) d) e) f) I ' ~,, (S ep.t.e'mb;e.r :1' 3 , 197"6 "Redeve~lo;pment .Plan;'' -mean"s the Redevelopment 'P=lan 'for '<the .P.;e;taluma Central Busines's Dstric Redevelopment Proj"eet as~adop;ted by'the City Council of the, City ,of .Pe_ taluma,. ' ''Projec~t• Area" means .the Project Area,. described in the rede~ehopment plan.: "'Commission''' means the ~Petaluina Community' Develo;pment_ Commission;. "Owner" mean"s;, any 'per"son., ,pe•rs'ons., corporation;;: association, partner`shph ~_ or other entity holding title of• •reco:r"d 'to r.e'al, property in the p;roj;ect. area on the date ~of adoption of the =redevelopment:. plan by the City Council. . . . "Owner Participation Agreemen;t'" '.means •an agreement entered -into `by an owner :of rea`1 property "within, the Project Area with the Commission ,in accordance with the provisions. of the redevelopment ;plan and. ~th"ese rules'. '=Person :;engaged in busn_es's" means persons :engaged in ..bus""fines. within the. Project° Area on the .date of adoption of` the.=redevelopment plan b,y 'the. City Council.. J„ '. J . SE~CTI,ON' 3 = • Purpose . ~. , - .. - . _ __ -- - 'TYie bpperrun~ty, fn.r o~;iri~,:. pGt-f=~cpaa'~cn zs exhEr!ded b:y the Agency w:itti the hope that many qualified owners a:nd G~..sxra_s~es wi7_l -.remain in the prcjec:,t area and . participa:t_e i'r. ,ts gr~ti,~.`h..ar.el dev;e.~rni~er~ T:he ?agency may deny the oppprtun.ty ' in si-tuatons i~h~re it det,erm~.nes that ah:. pu'r,poses of ownex participation or the best inte.~resas :of t?-ic: commun;i*_y wilJ. nc~r_ he- f:uT.f'illed These r~:~J.e.s are..intended tq go~er•n~,re.>d_rt:3J. a:nd nvn-r_:~d'en*_a-J. owner pa,rticipa-ti.on. ~. Owner p~'rtlcip;3ti;un necessarily will be su~~je~~ r~ an'd' limbed by sur~h factors as (1_) red,ue ion i~ the tat"31: 'number of. ir.div:dua parce;Js i.n a prof ect a"rea; (2,) elimination of .eertai_n land u's,es:; (5) constr~i~*_an; re.al~ign;men.t snd imProvemerrt of 'publi'c streets a:nd ways-, (4) _ ernstruction of new public facilities, (5.) crea, tion of necessary parlcing., ~;'F,) abiii.ty cf owners t.e f;n~nce their. use within the proposzd devel~pmerzt . in ac,coz;~iance wi}h. the `sped-fi'c red.eveloprnent plan, and' •'(7) ecpn~m.ic-~consideratior_ ,wi_th respect tc dFvF),~pment° ag"regiments exe~iited'by the. ,~. Comiiissc~n with. Pn.ttes capablgi-- of c~.rrying ~*_h.ec rede?relopment plan into effect, 1Kor=eover;~u~each spec.fio ~rcp?`sal f'or. 'ownex participation s'hal,l. be re.ariewe:d by the Commss.ion,, ar:d the following wi2.l: be ~:ensi der,ed c (1.) . Con'f~rmity with aYre :ta.n7! uses 'p,_ow.sion's 'of ti'ce pe~ific rede~%eJ_cpment plan. (2) CJ~r«patibi~? to .fir; *r tcLa: starcJa.rds, restri'c :ions ar,d' cc~nrrrol,s °of_ the specific r,ede~~elopment gJ_ar. (•3) Compa*_ib~.l i*u with. par;,:~~i~,a~ i.on.~f tre prcj;~ct a,.nd ir_tc st.e~ adequate for (41 Abiaxry_ ~c maxi_mize ea_r y total development of r_he spec:i,fi~t project. Properay. e£' an cwre,r pa.r*_~cip'ant mu *_ he d?ti?loped, ~.a:zth regard to appearance and loc~ti~on .~n~ a. n~anr..er n^t gier_riment~. Jro fine pr~c:ject ar'.ea. Any s:r_ructure-which remains in the project ar.Pa mt,st be reYra~'~lit.a~~~e~l or. r;er_pnstru^ted in a manner approved, by the :Commzssai: as nerg romp's*_ible witYE other stru€:tures~ to be con- struc.ted .in th:e .proj:eet area. Each prospecr~~ce :awnez' partiei.pant. must assure the ~' Commission o,f his abrli. y t:~ c•arry out. otitner participati'on' and pr,ovid'e such. financial indemnification as t.h.e, G~Rimisson; shall deem. a,p;propriate `under the . partcuYar c°.~`ca,~es!tan~w_5:. - •SECTION, 4 = EligibliTy ~ •~ - - .-.. r An ;owner of read. ~prdpe,r'ry or a..pa:rson ,.enga'ged in bu~in'ess within, the boundaries of,ahei Prod°ect Area; shawl ~b:e 'e.lig.ble r_,,u pa~,rt'icpate •:in the re'8;evelo;pmen•t o'"f property -wi,th~n' •,t he Prc~:~'ec:i~_ Arras in acrordanc:e with the pro~.si-on of .'the r;e- _ development„plan and these•rua:es.. - SECTION'=5' -Types..-o:f ~Oian'e~ Parr-ic'F:ati on. ~ .. . a.. Para: cpation` in t`t:e Sam? Lrr~atiw•n ~ ~ . In -appr:o:priate r_.Yc'=ms*an.ces; ~n _awnsr ma.y~ ,partc'ipate :in subs~t'an;tal.Ly the • same Tocati.Qn :gather ta'y (1) r.?'e#•ainng a1'1 or po"rtons Hof his -pr.,op,erty, - . or (2) retainin.-g;•all. o poxt.cn of his ,property and purcha'sin`g adjacent. • pr•,op!erty from 'the G~ainniissipn--. • An owner- wha. part. :ipates it the, same lc,caton may .b;e requr.ed .to `(1:) . ~ ~ ,,, rehabil,t°ate •a]'1: ar, pa~.a- o~` h~~;s ~~~stmg. bu_ldings,, or ;(2.) to enter in+to - limted.. acqus~ ti,on a a~asi:gem~nts with ;the Commission if ;demoli-ti'~n is' re- quir;ed,o .,Any addr4;~nt g'YCpex•ty ~e be sdT;d to' ©wne•r par-tcpants will .l?e made • available a,t a, f'ai:f value fc~.r the us Fa ;desgna'ted i~n 'th'e• ;Redeu<elopmen't Plan.. b. Par't`ici~ataon.°n ,a Difter.enf Lo~a:r.an Where .cir:cum'stanc:es are. not appr.rpr:-at`e .for~an owner t-o part~icpate by' retaning:•prege~r_-y' in .the same loca.t~~rin,, the: Comm_ssi'~n may" offer parcels of • land alr:early ;owned 'by ~'t?.e G~nar~ission in otY:er . oca~t-ions in t1~R pr~o'~ ec area for purch_:as,e b;y qua~,if%eel owner' pa:r icipazt.s~ pr:o:r to'th~e time. that 'such' parcels' are mde--~ aVa,.ilab`3e ,L::. o~he>:r.: farr purchase: if owners subma ac cep- ' ~_ table pro.po's~a,s, f os; o-,~me~ p.a;ra •-cpatcn:, Properf.,,y sold to owner pa.rtci- pants w•ilh tie madF; a~~~ilabl'e ,a r' a•fair;Ual,ue ;far• the ,uses`d_esigna:fe'd in the Rede~relopmen:X•- P an. ~ - - ' _~_ ~Se~ptem'ber 1.3., 19`76 Joint participation by owner,. les ees and tenants in fhe area is encouraged by the Commiss!on._ Participation in. this regard wll~depend upon the. ., feasibility, me hod of financing,, availability of space for the, specific type of eriterpr;se,, mutual agreement of.the parties, and,. time required to develop. c.. Particpat,i'on. Involving Limited Acquisition Where, only limited acquisition is deemed appropr-late, the Commission may acquire. and~:remove the existing str%ictur.es 'and the owner participant who retans~title to the land only, may be';requi,red;to enter into an escrow with`the Agency to insure°performance of all of the terms and conditions of the owner- participation agreement.. ' SECTION 6 - Pr-ocedure for Becoming; an .Owner Participant After the date of the ordinane.es of the City Council of the Gity of Petaluma adopting the 'Redevelopment P.lan', each owner interested: in participating may '. submit; to the. Commission a,,statement of intent. The. Commission may ;notify each owner who submits. a s atement of intent of the•time within which he musa pr:ep.are and submit his prb`osal fo;r owner artic aton. Owners must then ,prepare p p p _ ., and submit their proposals within the time then established. Each proposal sha-ll.show the location ;of the property owned, the names and ap- provals.of all owners of such property, then:ature of the desired participation, the financing to be used, and the time required to achieve the proposed develop- merit. Propos.als~to.particpate in the same .location. .should indicaute the uses to which theprgperty would be„put, and to what extent the ,desired participation would involve (1) d~emolt.ior~, or retention of exis rig structures, .(2) the.rehab;ilita- (3) the construction of-:new buildings, or (4.) the tion.of existing structures, ' acquisition 'of adjacent property. Proposals to participate in a different location would indicate (1) th'e location ~. and amount of property desired, (.~2) the uses to which the property would be put, and .(3) a description of; the.bui.ldings which would be constructed. -4- ~Se~~te.mber 13, 1.975:' ;~: ,Qppor-,,tunity will be green 'to discu'sa the' proposals wit~h'~ Commission staff. and '~ to make neees'sary~ adj;us;tments. The Commission. w°l-1 thereafaer decide which pro,posals_,_i_f _any_,-;are -in ;strc';t accord'an'ce with the specific 'Redevelopmen~ PT•an .. and' the •bes""t; -interests of the community. Notiee• ~'o;f whe her- •;a• •propposal is aecep- t b`1`e "or una~c'c`eptab'le-wll"be sent `to' each. ,owner wfio ,has submit 'ed• a ;pr.o"posal. •S~ECTTON: 7 - Content's ofOwner ,Par;t_cipa'tiori Agreement's;, ' Each owri_er who has, `submt,ted an acce table: • ro osa • ~.,, p p p 1 for, owne=r participation: w.-11 b.e ,r,equr.ed :.t'o .enter into an owner part'cxpa-tion agreement when r;eg.ues;ted' to d`o so by the: Commis"sign. ., ~ ' . ~ • . ,. Each owner partic;ipat•on,agreement shahl.`. (1) _ront;an such prgvisons~ as are deemed neeessary,.by the Commss-.ion to insure ghat the proposal will b:e carried ou and that the prop_e~rt,y znv~ol~ed will. be; subj_ee,t to the strict provisions of tha Redevelopment P,lan,, (2) require the owner .participant t'o join in ahe .record- ation of such- do,'cuments:. a`s the Commission may- reger,e, (3) provide that a sic- , . -.. cessor:: in nteresa fo th:e `or;gnal' owner" part-icpant `may continue as an. owner ,participant p,r:ior. t:o completign o'f' the `Red'evelopment ,~P.ro~ ec;t. only with the ap-;, , proval of the Commission,, {' - i Both` p~dr-t~eS~ sfia'l~l h':ave thee. ri.g,ht t°o enforce the co-nt°ract b,y any i - -. 1.aw-ful~ means exee~pt .emi;nent dom"ain. ~~ i, ~ . • " An o.wn:er parai:ciparion agreement-shall contain such other:~terms, and condtgns'. which, in the' discr_e,ton of the Commission, ',may- b~e necessary to effectuate, the purposes of 'the °redevel~opment plan. SECTION: 8,= Amendment of Rules '' Theserules may :.be modified • or amended -f--romtime; `to time by. the Commssion,`at any` _ - regular o:r duly ca_1:led special meeting,. .provided, 'however; that no such a,inendment ~- ~ ~ ~5_ - - ~ ~ ~ • 'Serpte,mber .13,, 1976 1. ~ " shall retroactively impair' he rights of owners who have. executed. owner part'- c~ipat~ion agreements with the Commission in reliance upon these rules as presently ' constituted.. SECT;I'ON A9 - P>ref,erer-ce to Persons Enga'g-ed in Business Within the Proj'ect_ Area. ' Subject to these rules, ;persons who are engaged rr business within ,the..proj:est ' area and who d:es-ire t'o continue or re-enter i-nto.business within the project area, ;shall be extended a reasonable preference to acquire and. develop substitute lo- cations .for such purpose, within °the prof"ec`t area at such. timers as the, 'Commission is .able to make°available for prvate'.development f'or 'such purpose proper es within the pr.o~ect area:, provided, ho.wev.er, that such development wi11 be con- ' sistent with and, will not impair the objectives of'the =redevelopment plan as determined 'by~ the. Commsson.. 'st ~ :~. ~Se~t;embe::r 1,3, 1:976 -6-